Germany 💰 EUR Last updated2026-05-28

Mortgage (Annuitätendarlehen) Calculator Germany

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Quick answer (Germany)

A €350,000 mortgage at 3.8% with 10-year Zinsbindung over 20 years works out to a monthly payment of about 2.084 €, with total interest of 150.215 € over the full term.

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Mortgage Calculator

EUR

Home Value

€

LTV 80% · No PMI ✓

Loan Amount

€

Interest Rate

Term

Total Monthly

2.668 €

PITI

Principal + Interest

2.084 €

30% goes to interest

Total Interest

150.215 €

over 20 years

Monthly Breakdown

Principal & Interest2.084 €

Property Tax (1.1%/yr)401 €

Homeowner's Insurance (0.5%/yr)182 €

Total Monthly2.668 €

Principal vs Interest Split

70% principal

30% interest

✨ Live recalculation·Includes P&I, property tax, insurance. Estimates only. Consult a licensed lender for exact rates.

Local context

Mortgage (Annuitätendarlehen)s in Germany

Typical loan

350.000 €

in Germany

Typical rate

3.8% p.a.

prime borrower, 2026

Typical term

20 years

most common

Market overview

German mortgages (Annuitätendarlehen) are typically fixed for 10-30 years, much longer than UK/Canadian "fix periods." After the Sollzinsbindung (interest-rate lock) ends, you refinance with the same or new bank. Major lenders include Sparkasse, Deutsche Bank, ING, and Commerzbank. Following ECB rate cuts in 2024-2025, 10-year fixed rates are around 3.5-4.0%.

Why 3.8% is the typical rate

3.8% is typical for a 10-year fixed mortgage at 80% LTV (Beleihungsauslauf). 60% LTV gets the best rates; 90%+ LTV sees significant premiums.

Tax & regulatory notes

No mortgage interest deduction for owner-occupied homes. Interest is fully deductible for rental properties (Werbungskosten). Grunderwerbsteuer (real estate transfer tax) is 3.5-6.5% depending on Bundesland. Notary and registration costs add ~1.5%.

🧮 Worked example

A €350,000 mortgage at 3.8% with 10-year Zinsbindung over 20 years

Loan amount

350.000 €

Annual interest rate

3.8%

Term

20 years (240 months)

Monthly payment

2.084 €

Total interest paid

150.215 €

Total paid (principal + interest)

500.215 €

❓ FAQ (Germany)

Common questions in Germany.

What is a Sondertilgung and should I use it?

Sondertilgung is the right to make extra principal payments (typically 5-10% of the original loan amount per year) without penalty. It significantly reduces total interest and shortens the loan. Always negotiate this clause into the contract. Most German mortgages allow it by default.

10-year vs 20-year Zinsbindung: Which is better?

Shorter Zinsbindung (10 years) gets a lower rate but exposes you to rate risk at renewal. Longer (20+ years) locks predictability. With ECB rates declining in 2024-2026, 10-year fixes have looked attractive again, but 15-year offers a balance.

How does Eigenkapital affect my German mortgage?

German lenders typically require 20-30% Eigenkapital (own capital): your down payment AND ancillary costs (Nebenkosten of ~10-12% covering transfer tax, notary, agent). 100% financing exists but commands a 1%+ rate premium.

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